The Pembroke Planning Board faced a packed agenda Monday night, headlined by a significant structural shift for the massive Weathervane at Pembroke Country Club project. Developers for the 256-acre age-qualified development are moving away from a previously approved 172-unit condominium plan that featured a centralized wastewater treatment plant. Instead, attorney Jeff Tacio presented a 175-unit definitive subdivision plan utilizing individual Title 5 septic systems for each single-family lot. Tacio explained the change facilitates easier financing and phasing for the project, noting that individual systems are better for owners and more bankable.

The transition to a subdivision format drew skepticism from board members concerned about the regulatory precedents. Member S. Martino questioned the necessity of the change, noting that It brings up a ton of waivers we historically wouldn't grant, like dead-end street length. Vice-Chair A. Siciliano-Perry probed whether the developers could keep the condominium structure while using private septic systems to avoid subdivision rules, but Tacio maintained that shared systems are problematic if one fails. Member H. Tremblay raised concerns regarding density and the maintenance of the 2.25-bedroom average across the site, asking How are we restricting the bedroom average if they are individually owned? Tacio responded that deed restrictions and homeowners association (HOA) controls would prevent additions like accessory dwelling units (ADUs).

Public comment on the Weathervane project focused heavily on the proposed pitch and putt facility near West Elm Street. Resident Thomas Kelly argued the description was inaccurate, calling it an executive course that would bring 5:30 AM maintenance noise and invasive lighting to a scenic road. Applicant Jim Bristol attempted to assuage these fears, stating there will be no lights on the pitch and putt and agreeing to a condition that mowing occur only after 7:00 AM. Abutter Matt Sleeper also urged the board to require that any artificial turf used on the course be free of PFAS forever chemicals to protect the local water supply. Motion Made by S. Martino to continue the public hearing to January 12th — Motion Passed (7-0).

In other business, the board paved the way for the North and South Rivers Watershed Association (NSRWA) to establish its new headquarters at 160 Scooset Street. The association plans to repurpose the former Have to Have It retail store into an office and community engagement space. Engineer James Garfield detailed the installation of two rain gardens and two composting toilets as part of the site’s sustainable upgrades. Addressing historical complaints about the property, consultant Dick Halverson noted that the site's lighting has been adjusted to be dark sky compliant and redirected away from residents across the marshland. Chair A. Wandell guided the board through a series of technical waivers for landscaping and traffic studies, noting the low-impact nature of the office use. Motion Made by D. Taylor to grant site plan approval with conditions — Motion Passed (7-0). Motion Made by D. Taylor to approve requested waivers for Sections 4.7, 5.1, 4.15, 6.0, 4.21, 4.22, 6.7, and 6.8 — Motion Passed (7-0).

The board also authorized a significant financial release for the self-storage project at 29 Winter Street, though not without technical reservations. Peer review engineer Deb Keller reported that while the site was largely complete, several drainage pipes were installed with a slope of less than half a percent. They are open for clogging, Keller warned, suggesting the owner be put on official notice to inspect catch basins quarterly. Member D. Taylor expressed concern over future liability, asking If the drain line clogs, where does the runoff go? Does it become the town's problem? Keller noted the pitch is toward the rear wetlands rather than the street. Motion Made by D. Taylor to accept the as-builts as submitted — Motion Passed (7-0). Following the acceptance, the board moved to return the developer's deposits. Motion Made by D. Taylor to release road bond funds in the amount of $39,313.67 — Motion Passed (7-0). Motion Made by D. Taylor to return the remaining engineer reviewing funds in the amount of $5,725.94 — Motion Passed (7-0).

Finally, the board quickly approved new signage for the Uncommon Cafe at 158 Center Street. Applicant Tyler Doctor described the signs as wood-like with white lettering on a black background, maintaining the same lighting and location as the previous tenant. Motion Made by D. Taylor to approve the sign for 158 Center Street — Motion Passed (7-0). Before adjourning, the board briefly reviewed the 2026 meeting calendar and Motion Made by D. Taylor to accept the minutes from the October 27th meeting — Motion Passed (7-0).